How to Price Move-In and Move-Out Cleaning: A Complete Guide

Move-in and move-out cleaning, also called end-of-tenancy cleaning, is one of the most lucrative services a cleaning business can offer. The jobs pay well, they are one-off (so no long-term commitment required from the client), and demand is constant — people move year-round.

But pricing these jobs incorrectly is where many cleaners get burned. Underquote and you end up spending six hours on a job you priced for three. Overquote and you lose the job to a competitor. The margin for error is slim because every property is different, and the condition can range from "barely lived in" to "disaster zone."

This guide gives you a systematic approach to pricing move-in and move-out cleans that protects your profit margin while remaining competitive.

Understanding the Market

What Clients Expect

Move-out clients typically need the property returned to a condition that satisfies their landlord or letting agent, usually to recover their deposit. Move-in clients want a fresh, hygienic starting point before unpacking.

Both expect a thorough, deep-level clean that goes well beyond a standard maintenance clean. This means:

• Every surface cleaned and sanitised
• Kitchen appliances cleaned inside and out (oven, fridge, dishwasher, washing machine)
• Bathrooms descaled and sanitised, including grout
• All windows cleaned internally (and sometimes externally)
• Skirting boards, light switches, door frames wiped down
• Carpets vacuumed thoroughly (sometimes shampooed)
• Hard floors mopped
• Cobwebs removed
• Light fixtures and fittings cleaned

What the Market Pays

Pricing varies significantly by location, property size, and condition. Here are general UK ranges:

• Studio/1-bed flat: 120 to 200 pounds
• 2-bed flat/house: 180 to 300 pounds
• 3-bed house: 250 to 400 pounds
• 4-bed house: 350 to 550 pounds
• 5+ bed house: 500 to 800+ pounds

These are starting points. Condition, location, and included extras all affect the final price.

Pricing Methods

Method 1: Flat Rate by Property Size

The simplest approach. Set fixed prices based on the number of bedrooms and bathrooms.

Pros: Easy for clients to understand, quick to quote, no need for a site visit.

Cons: Does not account for condition. A well-maintained 3-bed is far less work than a neglected 3-bed. You may overprice easy jobs (losing them) and underprice hard ones (losing money).

Best for: Businesses with high volume that want to streamline quoting, willing to accept some margin variation between jobs.

Method 2: Flat Rate Plus Condition Adjustment

Start with a base price by property size, then adjust based on condition.

Set three condition tiers:

• Good condition (lived in carefully, regular cleaning maintained): Base price
• Average condition (some buildup, typical wear and tear): Base price plus 20 to 30 percent
• Poor condition (heavy buildup, neglected, significant extra work): Base price plus 40 to 60 percent

This requires gathering information about condition before quoting, either through photos from the client or a brief site visit.

Best for: Most cleaning businesses. Balances quoting speed with pricing accuracy.

Method 3: Hourly Rate

Charge per cleaner per hour, with an estimated total based on the property.

Typical rates: 25 to 40 pounds per cleaner per hour.

Pros: You never lose money — you are paid for every hour worked regardless of how long the job takes.

Cons: Clients dislike open-ended pricing. They want to know the total cost upfront. An hourly rate also removes your incentive to work efficiently.

Best for: Properties where condition is highly unpredictable and you cannot assess beforehand, or commercial contracts where hourly billing is standard.

Method 4: Detailed Quote After Site Visit

Visit the property, assess the condition room by room, and provide a detailed quote.

Pros: Most accurate pricing, no surprises for you or the client.

Cons: Time-intensive. A site visit costs you 30 to 60 minutes per quote. Not practical for high-volume operations.

Best for: High-value properties, complex jobs, or commercial end-of-lease cleans where the quote needs to be precise.

Calculating Your Costs

Before setting prices, know what each job costs you to deliver.

Labour

This is your biggest cost. Calculate the labour hours required for each property size:

• 1-bed flat: 3 to 4 hours (1 to 2 cleaners)
• 2-bed property: 4 to 6 hours (2 cleaners)
• 3-bed property: 5 to 8 hours (2 to 3 cleaners)
• 4-bed property: 7 to 10 hours (2 to 3 cleaners)

Multiply hours by your fully loaded labour cost (wage plus employer taxes, pension, holiday pay, insurance). If your cleaners cost you 15 pounds per hour fully loaded and a 3-bed takes 6 hours with 2 cleaners, your labour cost is 180 pounds.

Supplies

Move-out cleans use more product than regular cleans. Budget 10 to 20 pounds in cleaning supplies per property for products, cloths, and equipment wear.

Travel

Factor in travel time and fuel costs. If the property is 30 minutes from your base and you are sending two cleaners, that is 1 hour of paid travel time (30 pounds at 15 per hour) plus fuel.

Overhead

Add a percentage for overhead: insurance, vehicle costs, software, marketing, admin time. A common approach is adding 15 to 25 percent on top of direct costs.

Profit Margin

After all costs, add your profit margin. For end-of-tenancy cleaning, target 30 to 45 percent gross margin.

Example calculation for a 3-bed house in average condition:

• Labour: 6 hours x 2 cleaners x 15 pounds = 180 pounds
• Supplies: 15 pounds
• Travel: 30 pounds
• Overhead (20%): 45 pounds
• Total cost: 270 pounds
• Price at 35% gross margin: 415 pounds

Add-On Services and Upsells

Move-in and move-out cleans are excellent opportunities for add-on revenue. Common upsells include:

• Oven deep clean: 40 to 60 pounds (a standalone oven clean takes 60 to 90 minutes and most end-of-tenancy clients add it)
• Carpet shampooing: 30 to 80 pounds per room
• Internal window cleaning: 20 to 40 pounds (if not included in base price)
• External window cleaning: 40 to 100 pounds
• Fridge deep clean: 20 to 30 pounds
• Garage or shed cleanout: 50 to 100 pounds
• Garden tidy: 50 to 150 pounds (if you offer it)

Present add-ons at the quoting stage with clear prices. Many clients will add two or three extras, increasing the average job value by 30 to 50 percent.

Deposits and Payment Terms

Always Take a Deposit

Move-out cleans have a higher cancellation and no-show rate than regular cleaning. Tenants change move-out dates, delays happen, and some people book multiple cleaners and go with whoever confirms first.

Require a 50 percent deposit at booking, with the balance due on completion. This:

• Confirms the client is serious
• Reduces no-shows
• Improves your cash flow
• Covers your costs if a cancellation happens with short notice

Payment on Completion

Collect the balance immediately after the clean, before the client inspects or hands back keys. Use a mobile card reader or send a digital invoice with a pay-now link that the client can settle from their phone while your team is still on site.

Working with Letting Agents and Estate Agents

Letting agents are one of the best sources of consistent move-out cleaning work. They handle dozens or hundreds of properties and need reliable cleaners for every tenant changeover.

How to Approach Agents

• Visit local letting agencies in person with a professional flyer or business card
• Offer competitive (but not rock-bottom) pricing with guaranteed quality
• Emphasise reliability, availability, and your guarantee policy
• Offer a deposit-back guarantee if appropriate (you re-clean for free if the landlord is not satisfied)

Pricing for Agent Partnerships

Agents often negotiate lower rates in exchange for volume. This can work if:

• The volume is genuinely consistent (not just a promise)
• Your discounted rate still covers costs and generates acceptable profit
• You are not locked into exclusivity that prevents you from serving direct clients

A 10 to 15 percent discount off your standard rate for an agent sending you 5 or more jobs per month is reasonable. More than 20 percent off and you are probably working at razor-thin margins.

The Guarantee Question

Many move-out cleaning clients ask if you guarantee the clean will satisfy the landlord or letting agent. This is a reasonable request, and offering a guarantee can be a powerful sales tool.

A Sensible Guarantee Policy

"If your landlord or letting agent raises any issues within 48 hours of the clean, we will return and re-clean the affected areas at no extra charge."

This is fair, practical, and protects your reputation. It does not promise a refund (which opens you up to abuse), and the 48-hour window limits your exposure.

The Bottom Line

Move-in and move-out cleaning can be one of the most profitable services in your portfolio if you price it correctly. Calculate your costs carefully, choose a pricing method that balances accuracy with efficiency, take deposits, upsell add-ons, and build relationships with letting agents for consistent volume.

Use your pricing calculator to model different scenarios and find the sweet spot where your prices are competitive enough to win jobs and profitable enough to make them worth doing. The cleaning businesses that master end-of-tenancy pricing build a stable, high-margin revenue stream that complements their recurring work beautifully.